5 Curzon Street, Portobello, Dublin 8D08K5C2
€945,000
3 Bed~2 Bath~130 m²~BER D2
What you'll like:
- Prime central location: Situated on a quiet and mature road in the heart of Portobello, offering unmatched convenience just a ten-minute walk to St. Stephen's Green and Dublin city centre amenities.
- Period red brick facade: Features an instantly appealing bay-windowed exterior that provides classic architectural character and charming street appeal typical of sought-after Dublin neighborhoods.
- Generous floor area: Extends to approximately 130 square meters or 1,400 square feet, delivering well-proportioned accommodation that feels surprisingly spacious for an urban villa-style property.
- Impressive high ceilings: The feature sitting room boasts magnificent eleven-foot high ceilings complete with original cornicing, enhancing the sense of volume, natural light, and historic elegance.
- Remodelled and extended layout: Thoughtfully updated to modern living standards while preserving period integrity, creating a seamless flow between historic charm and contemporary functionality.
- Open plan kitchen and dining: Features a bright, expansive kitchen and dining space with a striking glazed wall that overlooks the outdoor area and maximizes daily natural light penetration.
- Private west-facing courtyard: Includes an attractive landscaped outdoor space measuring approximately 8.85 by 2.8 meters, capturing afternoon and evening sun for ideal outdoor relaxation.
- Convenient rear pedestrian access: The courtyard benefits from rear laneway access, allowing for easy movement of bicycles, bins, and garden supplies without entering the main house.
- Three well-sized bedrooms: Accommodates family living or guests comfortably with three distinct bedrooms, including a versatile ground-floor option and two additional rooms upstairs.
- En-suite primary facilities: Includes a dedicated en-suite bathroom connected to the primary bedroom, adding a layer of daily privacy and convenience for the eventual homeowner.
- Modern gas central heating: Equipped with a gas-fired central heating system featuring a relatively new boiler installed in 2022, helping ensure reliable heating performance from day one.
- Dedicated utility room: Provides a separate, functional space plumbed for a washing machine and dryer, keeping laundry duties neatly tucked away from the main living areas.
- Ample clever storage: Benefits from excellent built-in storage options, including specialized areas underneath the front floor and fitted sliderobes in the primary bedroom.
- Vibrant local cafe culture: Positioned adjacent to renowned neighborhood spots like Bibi's Café, Alma, and Brother Hubbard, offering exceptional culinary and social options right on the doorstep.
- Excellent public transit access: Located within convenient reach of the Harcourt Luas stop and major Dublin bus routes, making daily commuting across the city effortless.
- Educational proximity: Close proximity to prestigious institutions such as Trinity College and the Royal College of Surgeons makes this an ideal home for academics or professionals.
- Cultural amenity access: Within easy walking distance of the National Concert Hall, Grafton Street shopping, and various historic churches, theaters, and green parks.
- Granite kitchen countertops: The kitchen is finished with high-quality granite worktops and a Franke stainless steel sink, adding durability and a premium aesthetic to the cooking zone.
- Quality flooring touches: Incorporates original timber floors in the main reception room alongside attractive tiled surfaces in wet areas, blending heritage textures with practical maintenance.
- Turnkey presentation: The interiors are presented in a generally well-maintained condition, allowing a buyer to move in with minimal immediate redecoration or repair requirements.
But keep in mind:
- Subpar energy rating: Holds a D2 Building Energy Rating, which indicates poor thermal efficiency and suggests that a buyer should budget for significant retrofitting to reduce heating costs.
- Historic fabric heat loss: Period buildings with high ceilings and single or older double glazing are notoriously difficult to insulate effectively without compromising architectural heritage.
- Potential retrofit expenses: Upgrading the D2 energy rating to a modern standard will likely require substantial financial investment in wall insulation, windows, and renewable heating systems.
- Urban parking challenges: Located in a dense city-center district where resident permit parking can be competitive, restricted, and subject to local council pricing policies.
- Courtyard size limitations: While west-facing and private, the long and narrow layout of the courtyard offers limited space for extensive gardening or large outdoor social gatherings.
- Compact upper bedrooms: Some of the upper bedrooms feature modest floor areas and sloping eaves, which could restrict furniture placement and storage capacity for growing families.
- Ground floor bedroom layout: Having the third bedroom on the lower ground floor near the main living and utility areas might reduce acoustic privacy for occupants.
- Potential hidden maintenance: Older red brick properties can harbor concealed issues such as rising damp, timber rot, or masonry deterioration that require a thorough structural survey.
- Shared party wall considerations: As part of a Victorian terrace, the property shares structural walls with neighbors, meaning acoustic insulation and maintenance issues must be coordinated.
- Intense urban activity: The central Portobello location brings city noise, weekend foot traffic, and potential congestion from nearby commercial amenities and bustling streets.
- Limited expansion potential: Given the existing extension and narrow urban plot, opportunities to further expand the internal floor area are severely constrained by site boundaries.
- Plumbing and wiring age: Buyers should investigate the age of the underlying electrical wiring and concealed plumbing, as older extended houses often require partial rewiring.
- Roof condition due diligence: The extensive roof areas, including Velux rooflights and older slates, should be professionally inspected to ensure watertightness and adequate insulation.
- Ventilation in wet rooms: Interior bathrooms and utility spaces rely heavily on mechanical extraction, and buyers should verify that moisture control is adequate to prevent mold.
- High market entry price: Asking €945,000 for a three-bedroom home with a D2 BER places a heavy financial premium on the Portobello address rather than absolute square footage.
- Drainage and sewage check: Urban period properties frequently feature older clay or cast-iron drainage pipes that should be CCTV surveyed to rule out root intrusion or collapse.
- Conservation area restrictions: Depending on local planning designations, future exterior alterations or window replacements might be subject to strict architectural conservation guidelines.
- Insurance cost implications: Older homes with non-standard construction details or previous extensions can sometimes attract higher buildings insurance premiums or specific policy exclusions.
- Basement moisture risks: The extensive under-floor storage at the front of the house should be carefully inspected for signs of dampness, condensation, or water ingress.
- Boundary clarity verification: Buyers must have their legal representative meticulously verify the exact legal boundaries and rights of way pertaining to the rear pedestrian access.
Price positioning
?
- The asking price appears noticeably undervalued when directly compared to official register figures for similar red brick houses on the exact same road, which recently achieved higher sums despite similar floor areas and period features.
- Strong valuation signals stem from the substantial disparity between the quoted listing price and authentic local property register entries indicating greater market willingness to pay for modernized central Dublin residential addresses.
- What could support this appealing asking price is the somewhat inefficient D2 energy rating, which might require immediate capital investment by prospective buyers to upgrade insulation and heating systems for optimal thermal comfort.
- Additional relevant factors include the highly desirable lifestyle benefits of the Portobello location near St Stephen's Green, alongside excellent layout features like the west facing courtyard and extended open plan kitchen.
Build Analysis
What we know from similar construction types
- The property is a period red brick villa-style home that has been remodelled and extended, featuring high ceilings and original details alongside modern additions like a glass wall and a gas boiler installed in 2022.
- Buyers should investigate the structural integrity of the older section, the condition of the roof and timber flooring, and verify that all planning and building regulations were properly adhered to during the remodelling and extension works.
- Given the period nature of the building, checking for damp, proper ventilation, and the insulation levels in the extended and original parts of the house is recommended.
Retrofit Cost*
Possible renovating / insulating expenditure
- Estimated deep retrofit cost: €50,000 to €80,000.
- Reasoning: The property holds a D2 BER rating, which indicates poor energy efficiency typical of older period homes. Reaching a high BER rating (such as A or B) would likely require significant upgrades including internal or external wall insulation, upgrading windows, enhancing roof insulation, and potentially installing renewable heating systems like a heat pump, though historic properties may face planning restrictions regarding external alterations.
Heating cost*
Estimated expense to heat this property every year
- Estimated annual heating cost is approximately €1,800 to €2,400.
- Explanation: Based on the 130 sq m floor area and a D2 BER rating, the property has moderate energy efficiency, meaning heating demand will be higher than a modern A-rated home, though offset somewhat by the gas-fired central heating system and newer boiler.
Pollution Safe
8/10Environmental situation to investigate
- The location is in a well-established urban residential area with no major industrial facilities, active landfills, or heavy manufacturing plants in immediate proximity.
- Any historical urban industrial legacy or local air quality considerations associated with central city traffic should be independently verified by the prospective buyer.
Flood Safe
7/10Water overflow reports to follow up
- The property is located within an established urban setting in Dublin 8, though buyers should review local drainage and general catchment maps for any historical or localized pluvial flood risks.
- Prospective purchasers are advised to carry out standard environmental and flood risk searches to confirm the precise status of the immediate surrounding area.
Recent Local Sales
Verified residential transactions published in the previous five years
Sales on the same street or estate
22 CURZON ST, PORTOBELLO, DUBLIN 8
- Sale date
- Declared sale price
- €1,100,000.00
Recent sales in the wider Portobello area
17 CATHERINES CLOSE, CARMANS HALL, DUBLIN 8
- Sale date
- Declared sale price
- €350,000.00
23 ST JAMES WOOD, SOUTH CIRCULAR RD, DUBLIN 8
- Sale date
- Declared sale price
- €418,000.00
17 REUBEN ST, DOLPHINS BARN, DUBLIN 8
- Sale date
- Declared sale price
- €670,000.00
46 TYRCONNELL PARK, INCHICORE, DUBLIN 8
- Sale date
- Declared sale price
- €752,525.00
5 DONORE RD, CIRCULAR RD SOUTH, DUBLIN 8
- Sale date
- Declared sale price
- €685,000.00
Source: Property Services Regulatory Authority (PSRA), Residential Property Price Register (PPR). Matching uses address information published by the PPR rather than measured map distance. It may omit nearby properties on differently named streets.
Last Sale
A confidently matched previous PPR transaction for this property
No confidently matched previous sale was found in the Property Price Register.
Buyer fees*
Associated expenses guide
- Solicitor legal fees: approximately €1,500 to €3,000 plus VAT and outlays.
- Land registration fees: approximately €400 to €800 depending on the property value and registration type.
- Property valuation fees: approximately €150 to €300 for mortgage or confirmation purposes.
- Surveyor fees: approximately €500 to €1,200 depending on the level of detailed inspection required for the 130 sq m period property.
- Annual home insurance: approximately €400 to €800 depending on the policy coverage and building value.
Forum Talk
What people are saying about this area
- Residents frequently discuss the vibrant cafe culture in Portobello, highlighting popular spots like Bibi's, Alma, and Brother Hubbard.
- Local forums often note the exceptional convenience of the area, specifically praising the 10-minute walking distance to St. Stephen's Green and Grafton Street.
- Community discussions highlight the appeal of period red brick homes on quiet residential streets like Curzon Street.
- Commuters in local threads frequently mention the proximity of the Harcourt Luas stop as a major transport benefit for getting around the city centre.
LifeFit Assessment
How well this property may suit your lifestyle
Family
7 areas- Young Children6/10
The property offers three bedrooms and a secure west-facing courtyard, but the villa-style layout with stairs and lower-ground elements requires supervision for toddlers.
- Teenagers7/10
Three bedrooms provide adequate private space, and the central city location allows teenagers independence with easy access to transport and amenities.
- Multi-generational Living4/10
The split-level layout and period villa structure lack separate independent living zones, making multi-generational co-living a tight fit.
- Single Buyers9/10
A high-end, stylish period home in the city center offering fantastic lifestyle appeal and manageable upkeep for a single professional.
- Couples9/10
Exceptional space for a couple wanting city living with period character, multiple bedrooms for guests or home offices, and an entertaining courtyard.
- Empty Nesters8/10
Single-floor living is partially supported by ground-floor bedrooms, but stairs between levels should be considered for long-term mobility.
- Retirees6/10
The location is unbeatable for amenities, but the period split-level steps and lower ground floor layout may present challenges as age increases.
Work
3 areas- Remote Working8/10
The property includes flexible bedroom spaces that can easily serve as dedicated home offices with good natural light.
- Hybrid Commuting10/10
Superb access to the Harcourt Luas stop and central Dublin offices makes hybrid commuting exceptionally convenient.
- Retired7/10
Great access to cultural venues, healthcare, and dining, though multi-level stairs should be evaluated for retirement longevity.
Practical
8 areas- Ageing in Place5/10
While there is a ground-floor bedroom and bathroom, the multi-level layout and stairs may require careful evaluation for long-term mobility.
- Low Maintenance8/10
Extended and recently updated property with a landscaped courtyard garden requiring minimal ongoing upkeep.
- Secure Gated Entry4/10
Traditional terraced period street home without a gated communal entrance, though it features pedestrian rear access.
- Minimalist Design6/10
Combines classic period features with modern extensions, balancing traditional character with clean open-plan living.
- Flexible Floor Plans7/10
The 130 sq.m layout offers versatility with three bedrooms and open-plan kitchen/living zones adaptable to various needs.
- Heritage Home10/10
A quintessential Dublin red brick period villa featuring high ceilings (approx. 11'), bay windows, coving, and original fireplaces.
- Ecological Setup5/10
Fitted with gas-fired central heating (new boiler 2022), though the D2 BER rating suggests energy efficiency could be improved.
- Outdoor areas6/10
Features an attractive private west-facing courtyard with pedestrian rear access measuring approximately 8.85m x 2.8m.
Interests
9 areas- Gardening4/10
There is no traditional garden, only a private landscaped west-facing courtyard suited to potted plants and low-maintenance greenery.
- Walking10/10
Extremely walkable location with St. Stephen's Green, the canal, and the entire city center within easy walking distance.
- Gym8/10
Proximity to central Dublin ensures easy access to numerous commercial fitness clubs and boutique gym facilities.
- Cycling8/10
Flat inner-city streets and proximity to cycle lanes make biking an efficient way to navigate the surrounding areas.
- Golf5/10
Inner-city location means golf clubs require a drive or transit commute out to the surrounding suburbs.
- Fishing2/10
Very limited freshwater fishing options nearby, restricted mainly to urban canal stretches.
- Horse Riding2/10
Equestrian facilities are absent from the immediate urban center, requiring travel to outer county stables.
- Water Sports3/10
Water activities are limited to occasional kayaking on the canal; major water sports require a trip to Dublin Bay.
- Entertaining9/10
The open-plan kitchen and dining area with a feature glazed wall opening onto the courtyard creates a brilliant hosting environment.
Lifestyle
5 areas- Quiet Living7/10
Situated on a quiet and mature road in Portobello, providing a peaceful residential enclave despite its central Dublin position.
- Rural Living1/10
This is an intensely urban residential street in the heart of Dublin 8, far removed from rural settings.
- Village Living8/10
Portobello offers a distinct village-like community feel with local cafes, eateries, and canalside walks right on the doorstep.
- Coastal Living3/10
While close to the Grand Canal, the property is located deep in inland Dublin and does not offer a coastal lifestyle.
- Urban Living10/10
Prime Dublin 8 address just a 10-minute walk from St. Stephen's Green, Grafton Street, and the Luas.
Social
6 areas- Community Involvement7/10
Portobello has a strong, active local community with neighborhood associations and local events.
- Café Culture10/10
Steps away from celebrated local spots like Bibi's Café, Alma, and Brother Hubbard.
- Nightlife9/10
Close proximity to Camden Street and the city center provides endless options for pubs, bars, and entertainment.
- Health/Wellness groups8/10
Abundant access to pilates, stretching, yoga, and wellness studios throughout the central city.
- Networking Opportunities9/10
Central Dublin location places professionals close to major business hubs, networking venues, and institutions.
- Tech-Hub Connectivity9/10
Excellent connectivity to Dublin's primary tech employers situated across the city canal and docklands.
Listing information
- Agent
- Lisney Sotheby's International Realty Ballsbridge
- Phone
- 01 662 4511
- Published on HouseDelve
- 3 October 2026
- Correction
- Report an issue
HD-E7A5C3HouseDelve · Republic of IrelandReport checks
Sources used: Public marketplace, Property Price Register, and grounded web research where available.
Automated quality checks: Passed
* Estimate — not advice. Actual costs and outcomes can vary materially. Obtain current quotations and professional advice before making financial or property decisions.